Capital Gains Tax Valuations
Independent CGT valuations for investment property and other assets, including valuations for the CGT changes from 1 July 2027.
CGT changes from 1 July 2027: what property owners need to know
Australia's capital gains tax rules change from 1 July 2027. For property held across that date, the market value on the day can decide how your future gain is taxed, which is why many investors are planning their valuations now.
The 50% discount is replaced
For eligible assets held for more than 12 months, the flat 50% CGT discount is replaced by indexing the cost base for inflation, so tax generally applies to the real (after-inflation) gain.
A minimum tax applies
Gains under the new rules are subject to a minimum 30% tax rate on the net capital gain after indexation.
1 July 2027 is the dividing line
Gains that built up to 1 July 2027 are dealt with under the existing rules, and gains after that date under the new rules. The market value of the property at that date is the reference point for splitting the two.
The main residence exemption, assets acquired before 20 September 1985 (pre-CGT) and certain new residential developments have separate treatment, so please do not assume the same outcome applies to every property.
How the 1 July 2027 value can split your gain
Think of 1 July 2027 as a line through the life of your investment. Growth before the line and growth after it can be taxed differently, so the value on that day determines how much sits on each side.
A well-evidenced valuation gives you and your accountant a clear, defensible number to rely on if the figure is ever questioned.
Simple illustration
- Purchased (2012)
- $600,000
- Market value at 1 July 2027
- $1,000,000
- Sold (later year)
- $1,300,000
Gain up to 1 July 2027
$400,000
Dealt with under the existing rules
Gain after 1 July 2027
$300,000
Dealt with under the new rules
Illustrative only, using simple round numbers. The actual treatment depends on your circumstances, the type of asset, and the final detail of the rules and transitional arrangements. Your accountant or tax adviser will work out your result.
When to get your valuation
Speak to your accountant first
Ask whether the 1 July 2027 market value of your property will matter for your CGT position, and whether a valuation or the alternative time-based apportionment method suits you better.
Get the valuation close to the date
Australian Property Institute guidance suggests a valuation obtained close to 1 July 2027 (ideally within a few months after it, and at most within two years) is more reliable and defensible than one reconstructed years later.
Know how the report is finalised
A valuation as at 1 July 2027 can only be completed once that date has passed and the market evidence is available. Booking a call now helps you plan, but it is not a completed future-dated valuation.
Keep these records
Good evidence from around the valuation date makes a valuation stronger, and is hard to rebuild years later.
- Dated photographs of the property, inside and out
- Floor plans, council approvals and building plans
- Renovation, extension and improvement invoices
- Tenancy details, leases and rental history
- The purchase contract and any earlier valuations
When is a CGT valuation needed?
Selling an investment property or other asset
The value of the asset at the time of the CGT event is central to working out your capital gain or loss.
Holding property across 1 July 2027
Long-held investment property may need a market value as at 1 July 2027 to split gains between the existing and new rules.
A former home that becomes a rental
When a home is first used to produce income, its market value at that time can be relevant to the cost base, depending on the circumstances.
Inherited property and deceased estates
The cost base is not always the value at the date of death. It can depend on when the deceased acquired the property and how it was used.
Gifts and family transfers
Where a property is gifted or transferred at a non-market price, market value may be substituted for the price actually paid.
Moving overseas
Australian real property generally stays within the CGT system when you change tax residency, so a market value at the date of change can be important.
Subdivisions, developments and restructures
Valuations help apportion the cost base across new lots and support transfers between related parties, entities and funds.
Missing records from the past
A retrospective valuation can establish market value as at a past date when it was not recorded at the time.
Valuing a property as at a date in the past
A retrospective valuation assesses what a property was worth on a specific date in the past, using the market evidence and condition of the property at that time. It supports situations where tax rules look to market value rather than the price you paid.
The ATO does not require an independent valuation in every CGT situation, and a valuation does not replace tax advice. It is evidence that your accountant or tax adviser uses to work out your cost base and tax position.
What the report includes
- The property identified and the valuation date clearly stated
- The purpose of the valuation and the assumptions made
- Comparable sales analysis, with the reasoning shown
- A reconstruction of the property's condition and features as at that date
To prepare it, we ask for the property address, the valuation date, your accountant's instructions and any historical records you hold.
CGT valuations you can rely on
- Independent, evidence-based reports prepared by a Certified Practising Valuer
- Valuations as at any past or current date, including retrospective and desktop assessments
- Prepared to International Valuation Standards (IVS) and Australian Property Institute guidance
- Clear reports your accountant or tax adviser can work with
- Direct access to the valuer, with constant communication from brief to delivery
- A firm estimate up front and reports delivered on time
Assets we value for CGT
- Investment and residential property
- Properties held across 1 July 2027
- Inherited property and estate assets
- Commercial, industrial, rural and development property
- Pre-CGT assets
- Business assets, plant and equipment
Clear from first call to final report
Free consultation
Tell us the asset, the date you need the value for and the purpose. We confirm scope, timing and fee before any work starts.
Evidence gathering
We collect the details we need: ownership dates, improvements, previous valuations and, where required, an inspection.
Valuation and analysis
Comparable sales and market evidence as at your valuation date, analysed under recognised valuation standards.
Report delivered
A clear, defensible report delivered on time, ready for you and your accountant or tax adviser.
CGT valuation questions
This page is general information about valuations and the CGT changes, current as at October 2026, and is not taxation, legal or financial advice. The rules and transitional arrangements are detailed and can change, so please speak to your accountant or tax adviser about your own situation.
Further reading: Australian Property Institute, The CGT changes and property valuations
Planning for 1 July 2027, or need a CGT valuation now?
Book a free call with the Monita team. All initial consultations and quotes are free of charge.